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CC Ordinance 2177ORDINANCE NO. 21~~ BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CAMPBELL APPROVING A MODIFICATION TO A PREVIOUSLY-APPROVED PLANNED DEVELOPMENT PERMIT (PLN2013-238) TO ALLOW THE CONSTRUCTION OF A FIVE-STORY OFFICE BUILDING WITH TWO LEVELS OF UNDERGROUND PARKING; A SEVEN STORY PARKING STRUCTURE WITH TWO LEVELS OF UNDERGROUND PARKING; AND TO EXTEND THE PLANNED DEVELOPMENT EXPIRATION DATE FOR FIVE YEARS ENDING ON JUNE 11, 2019, ON PROPERTY LOCATED AT 675 CREEKSIDE WAY IN A P-D (PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MR. SCOTT TROBBE, ON BEHALF OF HAMILTON CAMPBELL, LLC. After notification and public hearing, as specified by law and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. After due consideration of all evidence presented, the City Council did find as follows with respect to application PLN2013-238: Environmental Finding 1. A Mitigated Negative Declaration has been prepared for this project concluding that there are no significant unmitigated impacts associated with this project, pursuant to the California Environmental Quality Act (CEQA). Evidentiary Findings 2. The project site is located on the west side of Creekside Way south of the Highway 17 Off-ramp and is approximately 151,937 square feet in size. 3. The project site is zoned P-D (Planned Development) on the City of Campbell Zoning Map. 4. The project site is designated General Commercial on the City of Campbell General Plan Land Use Map. 5. The project site is bordered by Highway 17 to the north and west, and office, retail and open space uses to the south and east. 6. The proposed project will be compatible with the underlying General Plan land use designation. City Council Ordinance PLN2013-238 - 675 Creekside Way -Modification to Planned Development Permit Page 2 7. No substantial evidence has been presented which shows that the project, as currently presented and subject to the required Conditions of Approval, will have a significant adverse impact on the environment. 8. Conditions required the submittal of a Storm Drain Area Fee of $2,730 and a deposit of approximately $66,550 for the purpose of purchase and installation of traffic signal improvements. Use of fees are for improvements to storm drain facilities that directly serve the subject property and for the purchase/installation of signals, video detection equipment for the intersections of Creekside/Hwy 17 and Campisi/Bascom, new controller for Creekside/Campisi, and connection of the new video cameras to the SMART Corridor fiber optic system. 9. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. ]0. There is a reasonable relationship between the use of the fees and deposit imposed upon the project and the type of development project in that the Storm Drain Fee is established by lot size of individually developed properties and will be used to maintain the City's storm drain system and the deposit will be used to improve the adjacent transportation network created by the trip demand associated with the new development 11. There is a reasonable relationship between the amount of the deposit and the cost of the public facility attributable to the development on which the fee and deposit is imposed in that the Storm Drain Fee_ represents cone-time fee for the property based on its development, which will result in water runoff that needs to be appropriately conveyed and the deposit will improve the area's circulation network associated with increased vehicle trips. 12. The Planning Commission's recommended Conditions of Approval are attached. Based upon the foregoing findings of fact and pursuant to Campbell Municipal Code Sec. 21.12.030(H6), -the Planning Commission further finds and concludes that: The proposed development or uses clearly would result in a more desirable environment and use of land than would be possible under any other zoning district classification; 2. The proposed development would be compatible with the General Plan and will aid in the harmonious development of the immediate area; 3. The proposed development will not result in allowing more residential units that would be allowed by other residential zoning districts which are consistent with the general plan designation of the property; and City Council Ordinance PLN2013-238 - 675 Creekside Way -Modification to Planned Development Permit Page 3 4. The proposed development would not be detrimental to the health, safety or welfare of the neighborhood or of the city as a whole. THEREFORE, BE IT RESOLVED that the City Council approves a Planned Development Permit (PLN2013-237) to allow the construction of a five-story office building with two levels of underground parking, a seven story parking structure with two levels of underground parking, and to extend the Planned Development Permit Permit expiration date for five years ending on June 11, 2019, on property located at 675 Creekside Way. SECTION ONE: That this Ordinance be adopted to approve a Planned Development Permit (PLN2013-237) (PLN2013-237) to allow the construction of a five-story office building with two levels of underground parking, a seven story parking structure with two levels of underground parking, and to extend the Planned Development Permit Permit expiration date for five years ending on June 11, 2019, on property located at 675 Creekside Way, with the attached conditions of approval (attached Exhibit A). SECTION TWO: This Ordinance shall become effective thirty (30) days following its passage and adoption and shall be published, one time within fifteen (15) days upon passage and adoption in the Campbell Express, a newspaper of general .circulation in the City of Campbell, County of Santa Clara. PASSED AND ADOPTED this zna day Of June 2014, by the following roll call vote: AYES: COUNCILMEMBERS: Low, xotowski, cristina, Waterman NOES: COUNCILMEMBERS: Baxer ABSENT: COUNCILMEMBERS: None ABSTAIN: COUNCILMEMBERS: None f APPROVED: Richard M. Waterman, Mayor ATTEST: Anne Bybee, City Clerk Exhibit A Recommended Conditions of Approval Modification to Planned Development Permit - PLN2013-238 - 675 Creekside Way Page 1 Where approval by the Director of Community Development, City Engineer, Public Works Director, City Attorney or Fire Department is required, that review shall be for compliance with all applicable conditions of approval, adopted. policies and guidelines, ordinances, laws and regulations and accepted engineering practices for the item under review. Additionally, the applicant is hereby notified that he/she is required to comply with all applicable Codes or Ordinances of the City of Campbell ahd the State of California that pertain to this development and are not herein specified. COMMUNITY DEVELOPMENT DEPARTMENT Planning Division 1. Approved Project: Approval is granted for a Site and Architectural Review Permit (PLN2013-237) to allow for the construction of a one-story office building reduced in size from 11,500 square feet in area to meet the parking requirements on site located at 705 Creekside Way. The project shall substantially conform to the project plans stamped as received by the Planning Division on April 2, 2014, except as may be modified by the Conditions of Approval herein. 2. Permit Expiration: The Planned Development Permit approval shall be valid for five (5) years from the date of final approval (expiring June 11, 2019). Within this five-year period, an application for a building permit must be submitted. Failure to meet this deadline will result in the Planned Development Permit being rendered void. 3. Planning Final Reguired:Planning Division clearance is required prior to Building Permit final.Construction not in substantial compliance with the approved project plans shall not be approved without prior authorization of the necessary approving body. 4. CEQA Mitigation Measures: a. Mitigation Measure AES - 1: 1.1 The building will need to either effectively screen reflected light through landscaping and/or be constructed with low reflective glass to reduce the amount of glare that could reflect on to adjoining properties and right-of-way. b. Mitigation Measure AIR -1: 1.1 Use dust-proof chutes for loading construction debris onto trucks. 1.2 Water or cover stockpiles of debris, soil, and other materials that can be blown by the wind. 1.3 Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least two feet of freeboard. Exhibit A Recommended Conditions of Approval Modification to Planned Development Permit - PLN2013-238 - 675 Creekside Way Page 2 1.4 Sweep daily (with water sweepers) all paved access roads, parking areas, and staging areas at the construction site. 1.5 Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent public streets, as directed by the City Engineer. 1.6 Enclose, cover, water twice daily or, or apply (non-toxic) soil stabilizers to exposed stockpiles (dirt, sand, etc.). 1.7 Install erosion control measures to prevent runoff from the project site. c. Mitigation Measure BIO-1 1.1 A breeding bird survey should be conducted by a qualified biologist within the study area and the surrounding 100-foot area 14 days before the initiation of work (during the avian breeding season). The biologist should established suitable buffer areas around active nests. The biologist-may either monitor the nest while work is conducted within the buffer area and determine whether or not the buffer area may be reduced, or work can be avoided in the buffer area entirely until the biologist determines that the nest has fledged or failed. d. Mitigation Measure CUL - 1 1.1 If archaeological or paleontological resources are encountered during excavation or construction, construction personnel shall be instructed to immediately suspend all activity in the immediate vicinity of the suspected resources and the City and a licensed archeologist or paleontologist shall be contacted to evaluate the situation. A licensed archeologist or paleontologist shall be retained to inspect the discovery and make any necessary recommendations to evaluate the find under current CEQA guidelines prior to the submittal of a resource mitigation. plan and monitoring program to the City for review and approval prior to the continuation of any on-site construction activity. e. Mitigation Measure CUL-2 2.1 In the event a human burial or skeletal element is identified during excavation or construction, work in that location shall stop immediately until the find can be properly treated. The City and the Santa Clara County Coroner's office shall be notified. If deemed prehistoric, the Coroner's office would notify the Native American Heritage Commission who would identify a "Most Likely Descendant (MLD)." The archeological consultant and MLD, in conjunction with the project sponsor, shall formulate an appropriate treatment plan for the find, which might include, but not be limited to, respectful scientific recording and removal, being left in place, removal and reburial on site, or elsewhere. Associated grave goods are to be treated in the same manner. Exhibit A Recommended Conditions of Approval Modification to Planned Development Permit - PLN2013-238 - 675 Creekside Way Page 3 f. Mitigation Measure GEO - 1 1.1 The applicant shall comply with the recommendations in the Updated Geotechnical Investigation, dated October 3, 2013 by Cornerstone Earth Group. Such recommendations shall be incorporated into the project's final engineering design to minimize the damage from seismic shaking, unsuitable fill, and other geological deficiencies. The project shall use standard engineering techniques and conform to the requirements of the International Building Code to reduce the potential for seismic damage and risk to future occupants. g. Mitigation Measure NOISE -1 1.1. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00 p.m. and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take place on Sundays or holidays unless an exception is granted by the Building Official. 1.2. Truck routes to and from the construction site shall be established to avoid access to the project site via residential streets where possible. 1.3. All construction equipment with internal combustion engines used on the project site shall be properly muffled and maintained in good working condition. 1.4. Unnecessary idling of internal combustion engines shall be strictly prohibited. 1.5. All stationary noise-generating construction equipment, such as air compressors and portable power generators, shall be located as far as possible from noise-sensitive receptors such as existing residences and businesses. 1.6. Prior to the issuance of building permits, the project site shall be posted with the name and contact number of the lead contractor in a location visible from the public street so that the contractor can be made aware of noise complaints. 5. Building Signage: Proposed building signage is inconsistent with the current zoning ordinance and shall be removed from the building elevation prior to building permit submittal. Any proposed signage will need to meet current zoning ordinance standards for signage. 6. Landscape Plan: The applicant shall submit four (4) sets of a final landscape and irrigation plans to the Planning Division, prior to the issuance of building permits, for review and approval by the Community Development Director. The landscape and irrigation plan shall substantially conform with the approved conceptual landscape plan and the City's Water Efficient Landscaping Standards (WELS). Landscaping shall be designed to minimize irrigation and runoff, promote surface infiltration where Exhibit A Recommended Conditions of Approval Modification to Planned Development Permit - PLN2013-238 - 675 Creekside Way Page 4 appropriate, and minimize the use of fertilizers and pesticides that can contribute to stormwater pollution. Landscaping plans shall include the following: a. All trees shall be a minimum 24-inch boxed size and all shrubs shall be a minimum of 15-gallon size. b. Screening type of trees shall be installed in private yard areas to buffer adjacent uses. . c. Landscape and paving maintenance shall be an on-going responsibility of the property owner and shall include routine pruning of trees and shrubs, maintenance of the automatic irrigation system and the replacement of damaged or diseased plant materials. Applicant shall obtain encroachment permits from the City of Campbell for all work performed within the right-of-way. d. The landscape plan shall illustrate appropriate quantities and sizes of plant materials to ensure buffering of buildings and parking areas. e. All parking area landscape areas shall be protected by 6-inch high poured in' place concrete curbs. f. All landscaping shall be installed prior to building occupancy. g. New street trees shall be added per the approved landscape plans to provide a continuous tree planting along the street frontage. 7. Tree Removal Permit: A tree removal permit will be required for the removal of any protected trees or trees that were part of any previously approved plans and shall be replaced with a commensurate number of trees on site in accordance with the. City Tree Ordinance. Replacement trees will need to be a minimum 24-inch box size of a tree species and location either according to the approved landscape plans or by the Community Development Director in accordance with the City's Tree Protection Regulations. The existing redwood trees along the northern PG&E property line that may need to be removed to construct the proposed parking structure will need to be relocated onsite or a tree removal permit will need to be obtained: 8. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and directed on site. The design and type of lighting fixtures and lighting intensity of any proposed exterior lighting for the project shall be reviewed and approved by the Community Development Director prior to installation of the lighting for compliance with all applicable Conditions of Approval, ordinances, laws and regulations. Lighting Exhibit A Recommended Conditions of Approval Modification to Planned Development Permit - PLN2013-238 - 6.75 Creekside Way Page 5 fixtures shall be of a decorative design to be compatible with the site architecture and shall incorporate energy saving features. 9. Tree Protection Plan: The applicant shall submit a tree protection plan for all protected trees to be retained on site or on adjacent lots that are impacted by the project, and shall contain specific information about the preservation of the trees during any grading or building on site. Such tree protection measures shall be installed prior to any demolition, grading, or building on the project site. No construction or trenching shall take place within the drip line of trees and a fence constructed of temporary cyclone fencing or wire mesh securely attached to poles driven into the ground shall be installed around the drip line of the tree. All trimming or branch removal from protected trees shall be completed by a certified arborist. The tree protection plan shall be submitted to the Planning Division for review and approval by the Community Development Director prior to the issuance of building permits. 10. Parking and Driveways: All parking and driveway areas and dimensions shall be developed in compliance with approved plans and Chapter 21.28 (Parking and Loading) of the Campbell Municipal Code. Parking will be provided according to the following formula: a. 633 Parking Stalls for the first 170,000 sq. ft. of office space and the hotel at 655 Creekside Way (in accordance with the December 11`h 2000, Planned Development Permit). Hotel shall have 84 parking spaces reserved for its use and another 126 non-exclusive spaces after business hours that are not dedicated to the 900 E. Hamilton Avenue property after office business hours. b. 328 Parking Stalls required by easement (for 900 E. Hamilton Ave.). c. 1 parking stall per 225 sq. ft. of gross office space (per .the City of Campbell Municipal Code, Section 21.28.040 Table 3-1, Parking Required by Land Use) for office use in excess of 170,000 square feet for 675 & 705 Creekside Way. Applicant shall submit a driveway and walkway detail and color sheet depicting the types, colors, stamped and textures of paving materials and walkways for review and approval by Community Development Director prior to the issuance of a building permit. The applicant will need to install crosswalks at the northern and. southern driveways. 11.Construction Phasing: If the one-story 11,500 square foot office building is constructed first, the following phasing shall take place: Exhibit A Recommended Conditions of Approval Modification to Planned Development Permit - PLN2013-238 - 675 Creekside Way Page 6 a. The applicant shall provide sufficient parking on the one-story office site to comply with the on-site parking requirements for that site, which will require a reduction in the square footage to meet the parking requirements. b. The applicant shall provide valet parking service on the large vacant lot (where the future parking structure is to be constructed) for customers and employees of the hotel, and to meet the parking requirements for 900 E. Hamilton Avenue c. The parking structure shall be constructed prior to construction of the large 172,000 square foot office building, which will require that a temporary parking lot be built to City standards on the large office building site to provide parking for the hotel customers and employees, and to accommodate the 328 parking spaces for 900 E. Hamilton Avenue. d. The large office building shall be constructed after the parking structure has been completed. 12. Prior to the construction of the five-story 172,000 square foot office building, the proposed parking structure would need to be constructed. This is to allow for adequate parking for the users of the adjacent hotel property, the users of the 900 E. Hamilton office complex, and ultimately the end users of the proposed office buildings. 13. Parking Phasing During Construction: The applicant will make adequate parking arrangements during construction to service the hotel and its users during construction. These plans will need to be reviewed and approved by the Community Development Director prior to a building permit ~ being issued, and shall be consistent with the construction phasing plan in Condition No. 11. 14. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 (Undergrounding of Utilities) of the Campbell Municipal Code. 15. Retaining wall and Daving materials: Prior to issuance of building permits, the applicant shall provide materials for the retaining wall and paving materials to be reviewed and approved by the Community Development Department. Building Division 16. Permits Required: Building permit applications shall be required for the proposed OfficeBuilding and the proposed Parking Structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. The building shall be made to comply with all the requirements necessary to I-3 Occupancy. 17.Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. Exhibit A Recommended Conditions of Approval Modification to Planned Development Permit - PLN2013-238 - 675 Creekside Way Page 7 18. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 in. X 36 in. 19. Plan Preparation: This project requires plans prepared under the direction and oversight of a California licensed Engineer or Architect. Plans submitted for building permits shall be "wet stamped" and signed by the qualifying professional persona 20. Site Plan: Application for building permit shall include a competent site plan that identifies property and proposed structures with dimensions and elevations as appropriate. Site plan shall also include site drainage details. Site address and parcel numbers shall also be clearly called out. Site parking and path of travel to public sidewalks shall be detailed. 21.Title 24 Energy Compliance: California Title 24 Energy Standards Compliance forms shall be blue-lined on the construction plans. Compliance with the Standards shall be demonstrated for conditioning of the building envelope and lighting of the building. 22.~ecial Inspections: When a special inspection is required by C.B.C. Chapter 17, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the building permits, in accordance with C.B.C. Chapter 1, Section 106. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. 23. The City of Campbell, standard Santa Clara Valley Non-point Source Pollution Control Program specification sheet shall be part of plan submittal. The specification sheet (size 24" X 36") is available at the Building Division service counter. 24. Title 24 Accessibility -Commercial: On-site general path of travel shall comply with the latest California Title 24 Accessibility Standards. Work shall include but not be limited to accessibility to building entrances from parking facilities and sidewalks. 25. Title 24 Accessibility -Commercial: Projects seeking to use the Title 24 Hardship exemption clause shall blue-line completed, City of Campbell "20%" exemption form on submitted construction plans. Form is available at Building Division service counter. 26.Approvals Required: The project requires the following agency approval prior to issuance of the building permit: a. West Valley Sanitation District b. Santa ClaraCounty Fire Department c. San Jose Water Company 27. P.G.&E: Applicant is advised to contact Pacific Gas and Electric Company as early as possible in the approval process. Service installations, changes and/or relocations Exhibit A Recommended Conditions of Approval Modification to Planned Development Permit - PLN2013-238 - 675 Creekside Way Page 8 may require substantial scheduling time and can cause significant delays in the approval process. Applicant should also consult with P.G. and E. concerning utility easements, distribution pole locations and required conductor clearances. 28. LEED for New Construction: Applicant shall complete and return Leed Project Checklist prior to issuance of permit. ~ 29. Stormwater Requirements: Storm water run-off from impervious surtace created by this permitted project shall be directed to vegetated areas on the project parcel. Storm water shall not drain onto neighboring parcels.. 30.CaliforniaGreenBuilding Code: This project shall comply with the California Green Building Code, Chapter 5. Public Works 31.Preliminary Title Report:Prior to issuance of any grading or building permits, the applicant shall provide a current (within the past 6 months) Preliminary Title Report for both properties. 32. Storm Drain Area Fee: Prior to issuance of any grading or building permitsthe applicant shall pay the required Storm Drain Area fee for both sites, currently set at $2,650.00 per net acre, which is $2730.00. 33. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building permits, the applicant shall fully complete the process to cause additional right-of-way to be granted in fee for public street purposes along 705 Creekside Way to accommodate a 10 foot sidewalk from existing face of curb. The applicant shall submit the necessary documents for approval by the City Engineer, process the submittal with City staff's comments and fully complete the right-of-way process within sixty (60) days of entitlement. The applicant shall cause all documents to be prepared by a registered civil engineer/land surveyor, as necessary, for the City's review and recordation. 34. Public Service Easement: Prior to issuance of any grading or building permits, the applicant shall grant a 10 foot public service easement on private property contiguous with the public right-of-way along 705 Creekside Way, unless otherwise approved by the City Engineer. The applicant shall cause all documents to be prepared by a registered civil engineer/land surveyor, as necessary, for the City's review and recordation. 35. Easements: Prior to issuance of any grading or building permits for the site, the applicant shall obtain any additional construction easements as needed to complete the construction of the new signalized intersection and obtain and cause easements as Exhibit A Recommended Conditions of Approval Modification to Planned Development Permit - PLN2013-238 - 675 Creekside Way Page 9 necessary to be recorded for on-going traffic signal maintenance including both the east and west legs of the new signalized intersection. The applicant shall cause all documents to be prepared by a registered civil engineer/surveyor and submitted to the City for review and recordation. 36.Grading and Drainage Plan: Prior to issuance of any grading or building permits, the applicant shall conduct hydrology studies based on a ten-year storm frequency, prepare an engineered grading and drainage plan, and pay fees required to obtain necessary grading permits. Prior to occupancy, the design engineer shall provide written certification that the development has been built per the engineered grading and drainage plans. j 37. Street Improvements: Prior to issuance of any grading or building permits, the applicant shall execute a street improvement agreement, cause plans for public street improvements to be prepared by a registered civil engineer, pay various fees and deposits, post security and provide insurance necessary to obtain an encroachment permit for construction of the standard public street improvements contiguous with the public right of wayalong 675 and 705 Creekside Way, as required by the City Engineer. The plans shall include the following, unless otherwise approved by the City Engineer: a. Show location of all existing utilities within the new and existing public right of way. b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside of sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk area. c. Removal of existing driveway approaches, streetlights, sidewalk, curb and gutter. d. Installation of City approved street trees, tree wells and irrigation at 30 feet on center. SeeCity Standard Detail 12 & 13. e. Installation of City standard curb, gutter, 10' wide sidewalk and ADA compliant commercial driveway approach(es). f. Installation of asphalt concrete overlay per street pavement restoration plan for utility installation and/or abandonment, as required by the City Engineer. g. Installation of streetlights, conduits, conductors and related facilities in accordance with the City of Campbell's Street Lighting Policies: h. Traffic Improvements: i) Install a new signalized intersection at the proposed northerly entrance to the development based on the traffic operation studies and traffic impact analysis. Exhibit A Recommended Conditions of Approval _ Modification to Planned Development Permit- PLN2013-238 - 675 Creekside Way Page 10 ii) Signalization shall also incorporate driveway of the office park development to the east of the project site. Intersection improvements shall include necessary signing and striping, accessibility ramps, interconnect cable to adjacent intersections, street lighting, and median island modifications and shall address visibility concerns. iii) Plans shall include full topography of the existing improvements in and adjacent to all the public right-of-way surrounding the new intersection and shall show proposed. improvements. iv) Applicant shall interconnect the new signal to the adjacent signalized intersections. v) Sixty (60) days from entitlement the applicant shall post a deposit of $66,550.00 for the purchase and installation of miscellaneous traffic signal improvements at the adjacent signalized intersection. (Purchase and installation by the City shall include video detection equipment for the intersections of Creekside/Highway 17 ' and Campisi/Bascom, new controller for Creekside/Campisi, and connection of the new video cameras to -the SMART Corridor fiber optic system.). The applicant has a $50,000 credit toward the deposit (paid 9/11/2008 Receipt No. 210442) to the City of Campbell. i. Construction of conforms to existing public and private improvements, as necessary. Submit final plans in a digital format acceptable to the City 38. Traffic Mitigation:Prior to issuance of any grading or building permits for the site,the applicant shall satisfy the following traffic mitigation measures and recommendations as outlined in the Traffic Engineering Analysis dated March 14, 2014 by Whitlock & Weinberger Transportation, Inc (W-Trans), including but not limited to, the installation of thermoplastic "KEEP CLEAR" pavement marking on northbound Creekside Way at 910 East Hamilton Avenue driveway and as noted in Condition #7(j). 39. Maintenance of Landscaping: Owner(s), current and future, -are required to maintain the tree wells in the public right of way. This includes, but is not limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a manner that would not allow the tree to grow to a mature height. 40. Utilities:All on-site utilities shall be installed underground per Section 21.18.140 of the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall comply with all plan submittals, permitting, and fee requirements of the serving utility companies. 41. Water Meter(s) and Sewer Cleanout(s):Existing and proposedwater meter(s) and sewer cleanout(s) shall be relocated or installed on private property behind the public right-of-way line. Exhibit A Recommended Conditions of Approval Modification to Planned Development Permit - PLN2013-238 - 675 Creekside Way Page 11 42. Utility Coordination Plan: Prior to issuance of building permits, the applicant shall submit a utility coordination plan and schedule for approval by the City Engineer for installation and/or abandonment of all utilities. The plan shall clearly show the location and size of all existing utilities and the associated main lines; indicate which utilities and services are to remain; which utilities and services are to be abandoned, and where new utilities and services will be installed. Joint trenches for new utilities shall be used whenever possible. 43. Pavement Restoration: Based on the utility coordination plan, the applicant shall prepare a pavement restoration plan for approval by the City Engineer prior to any utility installation or abandonment. Streets that have been reconstructed or overlaid within the previous five years will require boring and jacking for all new utility installations. Creekside Wayhas not been reconstructed or overlaid in the last 5 years. The pavement restoration plan shall indicate how the street pavement shall be restored following the installation or abandonment of all utilities necessary for the project. 44. Utility Encroachment Permit: Separate permits for the installation of utilities to serve the development will be required (including water, sewer, gas, electric, etc.). Applicant shall apply for and pay all necessary fees for utility permits for sanitary sewer, gas, water, electric and all other utility work. 45.Additional Street Imorovements:Should it be discovered after the approval process that new utility main lines, extra utility, work or other work is required to service the development, and should those facilities or other work affect any public improvements, the City may add conditions to the developmenUproject/permit, at the discretion of the City Engineer, to restore pavement or other public improvements to the satisfaction of the City. 46. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permit requirements, Santa Clara Valley Water District requirements, and the Campbell Municipal Code regarding stormwater pollution prevention. Specifically the project. must include source control, site design and treatment measures to achieve compliance with Provision C.3. of the NPDES .Permit.. Measures may include; but are not limited to, minimization of impervious surface .area, vegetated swales, infiltration areas, and treatment devices. The primary objectives are to improve the quality and reduce the quantity of stormwater runoff to the bay. Resources to achieve these objectives include Stormwater Best Management Practices Handbook for New Development and Redevelopment ("CA BMP Handbook") by the California Stormwater Quality Association (CASQA), 2003; Start at the Source: A Design Guidance Manual for Stormwater Quality Protection ("Start at the Source") by the Bay Area Stormwater Management Agencies Association (BASMAA), 1999; and Exhibit A Recommended Conditions of Approval Modification to Planned Development Permit - PLN2013-238 - 675 Creekside Way Page 12 Using Site Design Techniques to Meet Development Standards for Stormwater Quality: A Companion Document to Start at the Source ("Using Site Design Techniques").by BASMAA, 2003. Upon submission of the preliminary grading plans, the applicant shall calculate and submit to the City the amount of impervious surface created by the development including the types of stormwater controls to be used. The applicant shall submit preliminary sizing and design showing stormwater controls meet the City's requirements. Prior to issuance of any grading or building permits: a. The applicant's designer or .engineer shall submit the required certification indicating that sizing, selection, and design of treatment BMP's for the project site has been completed to meet the requirements of the City of Campbell's NPDES permit, No. 01-119, Provision C.3. b. The applicant shall sign the "Covenants for the Operation and Maintenance of Stormwater Facilities" and submit a Stormwater Management Plan Prior to occupancy: a. qualified BMP certifier is required to inspect the stormwater management facilities, submit a complete set of as-built drawings to Public Works Engineering, and certify oh these drawings that: 1. The stormwater management facilities were constructed in compliance with the approved plans. 2. The as-built drawings show all pertinent constructed dimensions, elevations, shapes, and materials. 3. All variations in construction from the approved design plan have been identified, including omissions to and additions from the approved plan. 4. Any changes are in conformance with local, state, or federal regulations. b. The applicant shall provide. security for the operation and maintenance of stormwater pollution prevention measures installed or provided as a part of this project. This specific condition (Storm Water Pollution Prevention Measures) is valid only up to three years following approval of this modification to an approved PD permit and will not be vested with any future extensions. Applicant must adhere to any changes to the Provision C.3. of the NPDES Permit after the three years from approval of this project. Previously approved grading plans, BLD2007-01041, refers to using a CDS - (Hydrodynamic Separator) Unit to treat 675 Creekside Way. Current C.3 NPDES Permit requirements do not permit this method. Exhibit A Recommended Conditions of Approval Modification to Planned Development Permit - PLN2013-238 - 675 Creekside Way Page 13 The applicant shall also comply with any other or new conditions as required by the City of Campbell's most current NPDES permit. 47. Santa Clara Valley Water District (SCVWD): Prior to issuance of any permits for . grading, landscaping, or building, the applicant shall obtain clearance (or SCVWD encroachment permit) from the SCVWD. 48.Occupancv and Building Permit Final: Prior to allowing occupancy and/or final building permit signoff for any and/or all buildings, the applicant shall have the required street improvements installed and accepted by the City, and the design engineer shall submit as-built drawings to the City. 49. State General Construction Activity Permit: Prior to issuance. of any grading or building permits, the applicant shall comply with the State General Construction Activity Permit requirements including paying fees, filing a Notice of Intent and providing a Storm Water Pollution Prevention Plan (SWPPP). The applicant shall provide the City with a copy of the filed Notice of Intent and SWPPP. 50.Soils Report:Prior to issuance of any grading or building permits, applicant shall provide a soils report prepared by a registered geotechnical or civil engineer. 51. Ridesharing and Public Transportation: The office building manager for 675 Creekside Way and 705 Creekside Way project sites shall make information concerning ridesharing and public transportation available to the office tenants. 52.Agreements/CC&R's for Parking:Prior to issuance of grading permits, amendments to the agreements and CC&R's that have been previously recorded regarding the parking on the sites benefiting the office building to the east shall be amended to reflect the parking obligations to the satisfaction of the Community Development Director, the Public Works Director and the City Attorney if necessary. 53. Additional Traffic Studv and Deoosit:Applicant will post a $15,000 deposit within sixty (60) days following entitlement to conduct "a traffic study. This new study will be required if no building/grading permit is pulled for 675 Creekside Way within three (3) years of the most recent Traffic Engineering Analysis dated March 14, 2014 by Whitlock & Weinberger Transportation, Inc (W-Trans). The City may impose additional conditions as necessary based on the new study. Fire Department 54. Review of this Developmental proposal is limited to acceptability of site access and water supply as they pertain to fire department operations, and shall not be construed Exhibit A Recommended Conditions of Approval Modification to Planned Development Permit - PLN2013-238 - 675 Creekside Way Page 14 as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work the applicant shall make application to, and receive from, the Building Department all applicable construction permits. 55. Fire Sprinklers Required: Approved automatic sprinkler systems in new buildings and existing buildings and structures shall be provided in the locations described in this Section or in Section 903.2.1 through 903.2.18 whichever is the more restrictive. An automatic fire sprinkler system shall be provided throughout all new buildings and structures. Exceptions: Group A, B, E, F, I, L, M, S and U occupancy buildings and structures that do not exceed 1,000 square feet of building area and are not located in the Wildland-Urban Interface Fire Area. NOTE: The owner(s), occupant(s) and any contractor(s) or subcontractor(s) are responsible for consulting with the water purveyor of record in order to determine if any modification or upgrade of the existing water service is required. A State of California licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a completed permit application and appropriate fees to this department for review and approval prior to beginning their work. CFC Section 903.2 as adopted and amended by LGTC 56. Water Supply Required: Potable water supplies shall be protected from contamination caused by fire protection water supplies. It is the responsibility of the applicant and any contractors and subcontractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water-based fire protection systems, and/or fire suppression water supply systems or storage containers that may be physically connected in any manner to an appliance capable of causing contamination of the potable water supply of the purveyor of record. Final approval of the system(s) under consideration will not be granted by this office until compliance with the requirements of the water purveyor of record are documented by that purveyor as having been met by the applicant(s) 2010 CFC Sec. 903.3.5 and Health and Safety Code 13114.7 57. Standpipes Required: Height. In other than Group R-3 and R-3.1 occupancies, Class III standpipe systems shall be installed throughout at each floor where any of the following occur: 1. Building where the floor level of the highest story is located more than 30 feet (9144mm) above the lowest level of fire department vehicle access. 2. Building that are four or more stories in height. 3. Buildings where the floor level of the lowest story is located more than 30 feet (9144mm) below the highest level if fire department vehicle access. 4. Buildings that are two or more stories below the highest level of fire department vehicle access. Exceptions: 1. Class I standpipes are allowed in buildings equipped throughout with an autosprinkler system in accordance with Section 903.3.1.1 or 903.3.1.2. 2. Class I manual standpipes are allowed in open parking garages where the highest floor is located not more than 150 feet (45470mm) above the lowest level of fire department vehicle access. 3. Class I manual dry standpipes are allowed in open parking garages that are subject. to freezing temperatures, provided Exhibit A Recommended Conditions of Approval Modification to Planned Development Permit - PLN2013-238 - 675 Creekside Way Page 15 that the hose connections are located as required for Class II standpipes in accordance with section 905.5. 4. Class I manual dry standpipes are allowed in basements equipped throughout with an automatic sprinkler system. 5. In determining the lowest level of fire department vehicle access, it shall not be required to consider: 5.1 Recessed loading docks for four vehicles or less, and 5.2 Conditions where topography makes access from the fire department vehicle to the building impractical or impossible. CFC Sec. 905.3.1 58. FDC Location: Fire department connections. The location of fire department connections shell be approved by the fire code official. CFC Sec. 903.3.7 59. Private On-Site Fire Hydrant(s) Required: Provide private on-site fire hydrant(s) installed per NFPA Std. #24, at location(s) to be determined by the Fire Department. Maximum hydrant spacing shall be 400 feet, with a minimum acceptable flow of 3,000 GPM at 20psi residual pressure. Prior to design, the project civil engineer shall meet with the fire department water supply office to jointly spot the required fire hydrant locations. CFC Apndx B and C 60.Number of Access Roads Required: Commercial and Industrial Developments 1. Buildings exceeding three stories or 30 feet in height. Buildings or facilities exceeding 30 feet (9144mm) or three stories ih height shall have at least two means of fire apparatus access for each structure. 2. Buildings exceeding 62,000 square feet in area. Buildings of facilities having a gross building area of more than 62,000 square feet (5760mm) shall be provided with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet (11520mm) that have a single approved fires apparatus access road when all buildings are equipped throughout with approved automatic sprinkler systems. CFC Sec. 503 61.Aerial Fire Apparatus Access Roads: 1. Where required: Buildings or portions of buildings or facilities exceeding 30 (9144mm) in height above the lowest level of fire department vehicle access shall be provided with approved fire apparatus access roads capable of accommodating fire department aerial apparatus. Overhead utility and power lines shall not be located within the areal fire apparatus access roadway. 2. Width: Fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925) in' the immediate vicinity of any building or the required access routes meeting this condition shall be located within a minimum of 15 feet (4572) and a maximum of 30 feet (9144mm) from the building, and shall be positioned parallel to one entire side of the building, as approved by the fire official. 62.Access and loading: Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road (including bridges and culverts) with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus Exhibit A Recommended Conditions of Approval Modification to Planned Development Permit - PLN2013 238 - 675 Creekside Way Page 16 weighing at least 75,000 pounds (34050kg) or as otherwise determined by the fire code official. Minimum clear height: Vertical clearance over required vehicular access roads and driveways shall tie 13'6". Grade: Maximum grade shall not exceed 15% (6.75 degrees). CFC Sec. 503 63. Parking: When parking is permitted on street, in both residential /commercial applications, it shall conform to the following: • parking is permitted both sides of the street with street widths of 36 feet or more • parking is permitted on one side of the street with street widths of 28 - 35 feet • no parking is permitted when street widths are less than 28 feet NOTE: Rolled curbs can be part of the curb /sidewalk and used to increase the roadway with approval from the fire code official. Additional requirements mat apply for buildings 30 feet in height or greater. Access to a hydrant: Fire hydrants located on a public or private street, or on-site, shall have an unobstructed clearance of not less than 30 feet (15 fee either side of hydrant), in accordance with California vehicle code 22514. Marking shall be per California vehicle code 22500.1 Traffic calming: Traffic calming devices and the design thereof shall be approved by the fire code official prior to installation. CFC Sec. 503 64. Fire Apparatus Roadway Signs: Where required by the Fire Code Official, fire apparatus success roads shall be designated and marked as a fire lane as set forth in Section 22500.1 of the California Vehicle Code. The designation shall be indicated (1) by a sign posted immediately adjacent to, and visible from, the designated place clearly stating in letters not less than one inch in height that the place is a fire lane, (2) by outlining or painting the place in red and, in contrasting color, marking the place with works "FIRE LANE", which are clearly visible from a vehicle, or (3) by a red curb or paint on the edge of the roadway upon which is clearly marked the words "FIRE LANE". CFC Sec. 503 65. Temporary Access Roads: 1. When approved by the chief, a temporary access road may be installed for fire department access to buildings under construction until such time that the permanent road or driveway is in place. A written request along with detailed plans for ate temporary access road shall be submitted to the fire department for review and approval prior to installation. The plan submittal shall also include timelines for use of the temporary roadway and acknowledgement that the integrity of the roadway will be maintained at all times. 2. The width and turn radius dimensions of a temporary access road shall be the same as for the required permanent roadway. As a minimum, the roadway shall consist of a compacted sub base and six (6) inches of road base material (Class 2 aggregate base rock) both compacted to a minimum 95%. The perimeter edges of the roadway shall be contained and delineated by curb and gutter or other approved method. The use of geotextile reinforcing fabric underlayment or soil lime-treatment may be required if so determined by the project civil engineer. Exhibit A Recommended Conditions of Approval Modification to Planned Development Permit - PLN2013-238 - 675 Creekside Way Page 17 Provisions for surface drainage shall also be provided where necessary. 3. Engineering certification of the temporary roadway construction shall be documented and submitted to the Fire Department prior to or at the time of the acceptance inspection of the roadway. CFC Sec. 503, CFC Chp. 14 and D&S SI-7 66._510.1 _Emergency responder radio coverage in buildings: All buildings shall have approved radio coverage for emergency responders within the building based upon the existing coverage levels of the public safety communication systems of the jurisdiction at the exterior of the building. This section shall not require improvements to the existing public safety communication systems. Exceptions: 1. Where approved by the building official and the fire code official, a wired communication system in accordance with Section 907.2.13.2 shall be permitted to be installed or maintained in lieu of an approved radio coverage system. 2. Where it is determined by the fire code official that the radio coverage system is not needed. 510.2 Radio signal strength. The building shall be considered .to have acceptable emergency responder radio coverage when signal strength requirements measurements in 95 percent of all areas on each floor of the building meet the signal strength requirements of Section 510.2.1 and 520.2.2. 510.2.1 Minimum signal strength into the building. A minimal signal strength of -95 dBm shall be received by the agency's radio system when transmitted from within the building. 67. Premises Identification: Approved numbers or addresses shall be places in all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. CFC Sec. 505 68. Construction Site Fire Safetv: All construction sites must comply with applicable provisions of the CFC Chapter 14 and our Standard Detail and Specification SI-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chp. 14